Embassyview is another upscale low-density condominium that offers resort-style living to its residents. This leasehold property (also known as Brunsfield Embassyview) is located on Jalan Ampang, one of Kuala Lumpur’s central roads. Located merely three kilometers from the city centre, in the affluent neighborhood of Ampang Hilir (or more glamorously known as the Embassy Row – for marketing purposes!), residents of Embassyview are afforded premier amenities such as international schools, upscale restaurants and shopping centres, banks, hospitals, among others. In fact, it’s just opposite the Fairview International School, making it a hit amongst families with young attendees of that school.
Embassyview was developed by two of the country’s reputable property development firms – Sime Darby and Brunsfield. Sime Darby needs no introduction being one of the biggest conglomerates in Malaysia with interests ranging from property development to plantations and healthcare. Brunsfield Group, on the other hand, is a developer which specializes in urban luxury properties with a rather healthy portfolio comprising of Kenny Hills Residence (luxury condo villas at Bukit Tunku) and Oasis Square at Ara Damansara.
We have checked the current listings for Embassyview and found out that asking prices range from RM750 to RM1,000 psf while rental rates range from RM3.40 to RM5.00 psf. Whenever there is a huge spread such as this, we can almost be certain of “bait and switch” listings on the local property portals – so be careful! We have found valuation reports which places a RM1,000 PSF price tag on Embassyview but we are also skeptical about this. The best way to figure out the fair market value is to use this simple guide on real estate valuation published by GoodPlace.my which you can download here.
If we are to compare it to other nearby properties in Ampang Hilir, Embassyview belongs to those in the higher range along with Lot 16 which sells from RM1,000 to Rm1,025 psf and rents out from RM2.50 to RM4.30 psf. Closer to Embassyview would be Villa Ampang (directly opposite) which sells for around RM400-600 PSF; but this wouldn’t be a good comparison since the latter is much older and targets an entirely different demographic.
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Zooming In on Embassyview
Embassyview sits on a four-acre leasehold land, with half of the land utilized as an eco-rainforest park. It is made up of three blocks – imaginatively named A, B and C. 😉 There are a total of 283 units at the Embassyview. Blocks A & C each house 125 units while Block B only has 33 units. Of these 283, 261 are contemporary units, 18 are junior penthouses and 4 are grand executive penthouses. Contemporary units have built-up sizes ranging from 1,6322 to 2,177 sqf. Junior penthouses are sized 3,710 sqf and the executive penthouses have a built-up size of 7,500 sqf.
Each unit at Embassyview is designed with lavish interiors and comes with breathtaking views of the city skyline. However, also note that some of these units are faced “inwards” to the swimming pool – and so if you’re into that KL city or Ampang skyline then make sure you go viewing before buying!
Top notch facilities are provided for residents and include a 250-meter jogging track, 50-meter swimming pool, kids’ playground, tennis court and a modern “floating” gym. Security is also top priority. Besides the 24-hour security, CCTVs are installed and lifts are accessed through cards. The property also boasts of its two-acre eco-rainforest park where residents can have some rest and relaxation. We believe that the extra premium is because of its eco-rainforest park which could turn out as financial savings in the future, as residents don’t need to go to another location for family picnics. Therefore, saving on gas and time.
Here at PropertyReviews.my our three of the top considerations when investing on a property are location, developer reputation and price. Considering these, Embassyview seems to be a good investment:-
- Location – Brunsfield Embassyview is a bona-fide Embassy Row property with embassies of Saudi Arabia, Azerbaijan and Russian Federation within 100 metres from it. It’s situated on Jalan Ampang which means that it’s not one of those pseudo Embassy Row properties which are just attempting to cash in.
- Developer reputation – Let’s face it; Sime Darby ain’t gonna sully its reputation by screwing up this rather high profile project.
- Price – Admittedly, we are neutral on the asking prices; while it seems that most luxury apartments are etching towards the magical RM1,000 PSF mark we will be on the lookout for units which are below that. To find out what’s the “fair” price to pay for a unit here, use GoodPlace.my’s property valuation guide below –